Guide to GETTING Planning Permission

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The subject of planning permission can be a complex one, whether it's choosing what kind of application to make, knowing what documents to submit, or even determining if you need permission at all. This brief guide offers some advice to householders thinking of undertaking work on their home, answering frequently asked questions such as:

• Do I need planning permission?
• What information is needed for planning permission?
• How long will planning permission take?
• How much will planning permission cost?
• What is the bests way to get planning permission?

As an overview, there are four different levels of permission:

1. Permitted Development - homeowners can normally undertake a certain level of development, including small rear extensions and loft conversions, without any permission (unless the building is listed or in a protected area) (read more)
2. Prior Approval - approval is required for some permitted development, including larger rear extensions, adding a storey or limited demolition (read more).
3. Householder Application - for larger alterations to a single house (not flat) (read more).
4. Full Planning Application - for new dwellings, work to flats or change of use (read more).

You can check on the Planning Portal whether your project will require permission and what kind. It's also advisable to check directly with your Local Authority. You may require additional consents, such as Listed Building Consent.

This depends on your Local Authority as each publishes its own list of validation requirements (see Appendix 1), which must be considered alongside the list of national requirements.

National requirements include:

• Application form and fee
• Ownership certificate
• Location plan
• Site/Block plan
• Design and Access Statement (for full planning applications, listed buildings or conservation areas)

Additional local requirements generally include:

• Floor plans drawings (existing and proposed)
• Elevation drawings (existing and proposed)
• Section drawings (existing and proposed)
• Roof plan drawings  (existing and proposed)
• Communty Infrastructure Levy (CIL) calculation
• Planning Fire Safety Strategy (PFSS)

Your architect will require some time to prepare the necessary drawings, depending on the size of your project. Once submitted to the Local Authority, Householder Applications (and Prior Approvals) can take up to eight weeks, while larger developments can take up to thirteen weeks to be decided.

As of 2024, the Local Authority will charge a fee of £258 for a Householder Application or £120 for Prior Approval. You can check this using the Planning Portal Fee Calculator.

The fees charged by your architect will vary depending on the size and complexity of the project. For more information on using an architect see our guide.

Nobody can guarantee a successful application. But the best way to increase your chances of getting permission is to always use an ARB registered Architect. This will ensure they are fully competent, regulated and insured. Watch out for unqualified "architectural designers" who may offer a cheap service, but could prove a false economy. Additionally, RIBA Charted Practices are the only practices recommended by the Royal Institute of British Architects. 

It may also be advisable to start with a Pre-App, where your Local Authority will review an outline of your proposal and advise the likelihood of approval or any changes required. It may add some time to the start of the process, but less than having to  deal with a rejection and apply afresh.

Kingston Architects is an RIBA Chartered Practice with the proud record of never having had an application rejected. We are able to handle planning applications nationally, but have particular experience in London and Surrey working with Local Authorities such as Kingston and Elmbridge.

We can advise you on whether you need permission (and what kind) and, using our experience and expertise, tailor your application to your local requirements. We will also use your Local Authority's Core Strategy and Supplementary Planning Documents (see Appendix 2) to inform our design and give it the best chance of success.

Give us a call on 07773 461236 or email contact@kingstonarchitects.com to see how we can help.

Kingston upon Thames

Richmond upon Thames

Elmbridge

Kingston upon Thames

Richmond upon Thames

Elmbridge